I have given 2 months notice to my current landlord and have to be out of my let out apartment in Ogmore Vale by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as I wish to avoid having to move into short term accommodation?
Generally one should not give notice for your letting unless you have exchanged. Assuming that you have not previously done so, notify to your lawyer and request that they apply pressure on the sellers side, try to get a realistic time scale from them that everyone will look to achieve
I'm the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Ogmore Vale. The Ogmore Vale property was put into my name in November. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in November. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the bank as this requirement is primarily there to pick up on the purchase and immediately sell or the quick reselling of property.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ogmore Vale building society branch on various occasions and was informed it wasn't a problem and they will lend. My Ogmore Vale conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
As long as the conveyancer is on the bank approved list, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
After weeks of negotiation I have agreed a price on an apartment in Ogmore Vale. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What tools are available to locate a Ogmore Vale solicitor on the National Westminster Bank conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this page. Please pick a bank and your location and you will see a number of Ogmore Vale conveyancing lawyers based on proximity. We have listed some Ogmore Vale conveyancing firms at the bottom of this page and you can ring them to see if they are on the National Westminster Bank member panel
In my capacity as executor for the estate of my uncle I am selling a property in Newport but live in Ogmore Vale. My conveyancer (based 260 miles awayneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Ogmore Vale to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Ogmore Vale based
All being well we will complete our sale of a £125,000 maisonette in Ogmore Vale next Monday. The landlords agents has quoted £408 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Ogmore Vale?
For the majority of leasehold sales in Ogmore Vale conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-contract enquiries
Where consent is required before sale in Ogmore Vale
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Ogmore Vale Leasehold Conveyancing - Examples of Queries before Purchasing
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It is important to be aware whether window replacement or some other major work is due in the foreseeable future to be shared between the tenants and may well dramatically increase the the service costs or result in a one off invoice. You should be aware if it is less than eighty years it will have adverse implications on the marketability of the flat. Check with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of how much this would cost. For most Ogmore Valelease extensions you would need to own the residence for 24 months before you are legally able to extend the lease.
Our estate agent has recommended their lawyer for our conveyancing in Ogmore Vale - Is it not simpler easier to just instruct them?
It is worth checking if the estate agent is recommending a conveyancer or introducing to a solicitor. There are plenty of Ogmore Vale estate agents who recommend two or three Ogmore Vale conveyancing firms and get nothing from it.